Your deadline
When the sheriff serves the writ, the notice to vacate posted at the property gives the occupants 5 days to leave before the sheriff returns to carry out the lockout. That period includes weekends. A request for a stay of execution, or a claim of right to possession by an occupant who was never named, has to be made inside that window. This is the last stage; call the moment the notice is posted.
- Form
- EJ-130
- Official name
- Writ of Execution (Possession of Real Property)
- Who gives it to you
- Issued by the court clerk at the landlord's request, then served by the sheriff with a notice to vacate
- The clock it starts
- 5 days from the sheriff's notice to vacate until the lockout
- Version shown here
- Rev. July 1, 2026, optional form
What to do if you are served a EJ-130
- Read the date on the sheriff's notice. The notice to vacate states the date after which the sheriff can return. Count from the day it was posted, not the day you found it, and assume the sheriff will come on the first available day.
- Check whether you were named. If you live at the property but were never named in the lawsuit and were not served a CP10.5, you may be able to file a Claim of Right to Possession with the sheriff, which pauses the lockout until a judge hears it.
- Ask the court for a stay if one is possible. A stay of execution asks the judge to postpone the lockout, usually for a short period and often on conditions. It has to be requested before the sheriff completes the eviction.
- Plan for the lockout date either way. If the lockout goes ahead, the sheriff changes possession to the landlord and anything left inside is handled under the landlord's obligations for abandoned property. Remove what matters most before the date on the notice.
The EJ-130 is the last document in a California eviction. Its formal name is Writ of Execution, and it is a general form used to enforce all kinds of judgments; in an eviction case the clerk checks the box for possession of real property and it becomes the writ of possession. It is the court’s order to the sheriff to remove the occupants and turn the property over to the landlord. If you are reading this because a sheriff’s notice appeared on your door, the writ has already been issued.
How the writ gets to your door
After a judgment for possession, the landlord files a request with the clerk and the clerk issues the writ. The landlord delivers it to the sheriff or marshal, pays the fee, and the sheriff serves it by posting a notice to vacate at the property. That notice states that the occupants have 5 days to leave, after which the sheriff will return and carry out the lockout. The count includes weekends and holidays. It is the shortest clock in the entire process and the one with the fewest options at the end of it.
What is on the form
The writ names the court, the case, the judgment creditor and debtor, and the property address. It states the date of the judgment, the amounts owed if money was awarded, and, in the possession section, that the sheriff is to place the judgment creditor in possession. If a prejudgment claim of right to possession was served with the summons, the writ says so, and in that case the sheriff can remove everyone inside, named or not.
What can still be done
Stay of execution. A request to the judge to postpone the lockout, typically for a limited period and often conditioned on paying rent for the extra time. It is the option people reach for when the notice is on the door, and it has to be decided before the sheriff returns.
Claim of right to possession. If you live at the property, were never named in the lawsuit, and were not served a CP10.5 with the summons, you can file a claim with the sheriff when the writ is served. The lockout is paused until a judge decides whether you should have been included.
Motion to set aside the judgment. If the judgment was entered by default and there are grounds such as improper service or excusable neglect, a motion to set it aside can be filed, along with a request to recall the writ.
Agreement with the landlord. A landlord who already holds a writ can still agree to a later move-out date and instruct the sheriff to hold off. It happens more often than people expect.
If the lockout goes ahead
On the return date the sheriff removes any occupants and gives possession to the landlord, who changes the locks. Property left inside falls under California’s rules for abandoned personal property, which give you a way to reclaim it but on the landlord’s schedule and sometimes at a cost. Take out documents, medication, and anything irreplaceable before the date on the notice.
Only the sheriff can carry out an eviction in California. A landlord who changes the locks, removes doors, or cuts utilities without a writ is doing something illegal, and you should call the police and us.
Frequently asked questions
What is an EJ-130 form?
The EJ-130 is the Writ of Execution, and when the possession of real property box is checked it is the writ of possession used to enforce an eviction judgment in California. The court clerk issues it after judgment, and the landlord delivers it to the sheriff, who carries out the lockout.
How many days do I have after the sheriff posts a notice to vacate?
5 days. The sheriff posts a notice to vacate when the writ is served, and can return to carry out the lockout any time after that period ends. Unlike the response period on the summons, this count includes weekends and holidays.
Can I stop a writ of possession?
Sometimes. A request for a stay of execution can ask the court to postpone the lockout for a limited time. An occupant who was never named in the case may be able to file a claim of right to possession with the sheriff. A motion to set aside the underlying judgment can also be brought. All of these have to happen before the sheriff completes the eviction.
What does the sheriff do on the lockout day?
The sheriff arrives, removes any occupants, and turns possession over to the landlord, who typically changes the locks on the spot. Belongings left inside become the landlord's responsibility to store and notice under California's abandoned property rules, but retrieving them afterward is slow and sometimes costly.
Can the landlord lock me out without a writ?
No. In California only the sheriff, acting under a writ of possession issued by the court, can carry out an eviction. A landlord who changes the locks, removes doors, or shuts off utilities without a writ is performing an illegal lockout, and you have remedies.
This website provides general information about the California eviction process and is not legal advice. Court forms are reproduced from the Judicial Council of California; confirm you are using the current revision before filing.